If you’ve just started your home search, there’s a good chance you’ve been hearing some unfamiliar real estate terminology. One of the terms that sometimes causes confusion for buyers is “bully offer.” While it may not sound very nice, making this type of bid could help you get the home of your dreams in a competitive situation. On the flip side, bully offers don’t always make sense—and they’ve even generated some recent controversy in Ontario.

Wondering what a bully offer is, whether you should make one, and what all the fuss is about? Here’s everything home buyers need to know…

What is a bully offer?

A “bully offer” is simply a bid that’s made on a home before the date specified in the listing. If a seller states that they won’t be accepting any offers before July 9th and you make one on the 8th, that would fit the criteria. If you decide to go this route, your bid should be tempting enough to make the seller believe they’ll be missing out if they reject it.

Of course, we’ve found that many buyers are curious about the name. Why is it called a “bully offer?” The idea is that by submitting your bid before the date the seller has set, you’re pressuring (or “bullying”) them into selling you their home.

The truth is, the homeowner is always in the driver’s seat. Ultimately, they have the right to accept your bid, or to wait until their offer date to consider others that might come in. For this reason, some people don’t like the term “bully offer,” and they may say “pre-emptive offer” instead.

The pros and cons of making one

Wondering about the benefits of making a bully offer? It’s simple. If your bid is attractive enough, the seller might accept it. As a buyer, you’ll secure the home of your dreams—while avoiding the hassles and headaches that usually come along with a bidding war.

Needless to say, there are also some potential cons. The biggest is that you could wind up overpaying. The truth is, your ideal living space may not drum up much interest from other buyers. It happens sometimes. If you bid high only to learn that the property you’re purchasing hasn’t received any other offers, it may leave you wishing that you’d waited for offer night.

It’s also possible that the seller will stick to their guns, refusing to look at your offer before the date they’ve specified. But they’ll probably still consider it when that day arrives, which means you won’t be any worse off for trying.

When should you consider it?

A bully offer can help you achieve your home-buying goals, but only under the right circumstances. Because they usually involve significant amounts of money (enough to entice a seller who’s planning to wait), you should ensure that making this type of bid is worth it.

Let’s say you’ve fallen head-over-heels in love with a property. If you know you’ll be heartbroken if you don’t get to call it home, making a highly-attractive bully offer could be your smartest course of action. The same is true if you’ve lost out to other buyers in the past. If this sounds familiar, you probably know exactly what you want this time around. A bully offer may make a lot of sense if you’re truly determined.

Another time you might want to make a pre-emptive offer is when the listing price for a great property is really low. Your agent can help you determine the true worth of a home. If it’s undervalued, making a bully offer that’s significantly higher than what the seller is asking for could result in a solid return on your investment. But you should also be aware that some sellers price low in order to attract a lot of interest. When this is the case, they may want to wait and see how many appealing offers they can get.

The bottom line

While a bully offers can be helpful, you should know that not everyone is fond of them. Some buyers (and their agents) believe they provide an unfair advantage to the people who make them. More importantly, there are sellers who will reject them outright. That said, in some situations, the pros of making a preemptive bid far outweigh the cons.

Your agent can help you weigh all of the factors at play—and decide whether making a bully offer is right for you. If you do make one, they’ll ensure it’s as attractive as possible (which means finding the right dollar amount and cutting down on or removing the conditions you include).

Put simply, don’t fear the bully offer! It’s one of many potential buying strategies, and exploring it with an experienced professional can sometimes pay off big time.

Are you ready to find the home of your dreams? We have the local market knowledge and experience to help. Contact us to discuss your needs today.

Are you getting ready to put your home on the market? Do you have a loveable pooch or friendly feline? These questions may seem unrelated, but they’re not. The truth is, having a cat or dog can complicate the home-selling process. Many buyers are less likely to purchase a property if they know it recently housed pets. The good news? If you have animals, there are steps you can take to boost your home’s appeal in the eyes of buyers.

If you’re a pet owner who’s getting ready to sell your property, here’s what you need to know to help ensure a successful sale…

How it’s different

It may sound strange—especially if you’re a pet lover. But not everyone is a fan of animals. From the messes they sometimes leave to the distractions they can pose during showings, four-legged family members don’t always make the best impression on home hunters. While many sellers believe that tidying up and closing their pet off in a room when buyers visit is preparation enough, that simply isn’t true. Based on our experience with buyers, we can tell you that it pays to be thorough. That means keeping your dog or cat completely out of sight—and out of mind.

Cleaning

Pet messes are an instant turnoff for home buyers, so removing all traces of them is crucial. When it comes to stains, we advise using a product formulated especially for animals. These removers tend to be tough on both spots and odours, so you can take care of two issues at the same time. Consider solutions from Arm & Hammer, Resolve, or Nature’s Miracle.

Shedding is often another major issue. Even if you clean continuously, you’re bound to find accumulated hair underneath furniture—and stuck to your upholstery. In addition to vacuuming frequently, use a lint roller or damp cloth to remove animal hair from your couches and living room chairs.

Repairing the damage

Even when a home that contains pets is free of messes, stains, and odours, many buyers worry about hidden damage. From scratched flooring to a torn-up lawn, animals can be hard on a home (epecially those of the canine variety). The best way to prevent potential buyers from thinking about pet-related damage is to find and completely repair all signs of it.

For minor scratches on wood, try a blended pencil (available at most home improvement stores) or a new coat of finish. Your landscaping can most likely be restored cheaply—just ask an expert at your local gardening centre for advice. While you’re out in the yard, don’t forget to look carefully for hidden waste!

Relocation options

Of course, it’s not just the signs of a pet that could turn buyers off. For many, the presence of an animal (even a well-behaved one) can call to mind potential damage to a home—or simply pose a distraction when they’re viewing your property. For these reasons, finding a place for your pet to stay during showing periods is critical.

If you have any family members or friends who adore your furry loved one, ask them whether they’d mind taking on the role of caretaker for a little while. If this isn’t an option, look into the boarding services and pet hotels in your area. Some options are better than others, so it pays to do a bit of online research.

Preparing your home for the market when you have pets can take a bit of extra work, but it’s worth it. Doing it right could mean the difference between finding the right buyer, and turning off those who might otherwise be interested.

Interested in learning more about home preparations and the selling process? Get in touch—we’re happy to answer all of your questions—and help you put your property on the market if the time is right!

Buying your first home can be daunting. First-time buyers are immersed in a world filled with a whole new language and it can be difficult to determine where to begin.

Peter Woolcott, a buyer agent with Re/Max Escarpment Woolcott Realty Inc., has worked with a number of first time of buyers and has an extensive list of tips for first-time buyers looking to get into the real estate market.

Make a list of priorities

“One of the first things I tell first-time homebuyers is to sit down and really think about what they want to buy,” says Woolcott. “It’s not just features of the home, but also the neighbourhood, distance to work, proximity to restaurants and shops and more.”

Woolcott recommends creating a list and separating it into wants and needs, as this will keep priorities top-of-mind when it comes to actually viewing homes.

Ask questions

“Buying your first home will often be filled with lots of questions,” says Woolcott. “Don’t be afraid to ask your agent what a certain term means, or how the process works.”

According to Woolcott, some buyers refer to Google to answer their questions, but that only ends up with them being more confused. He says answering questions is one of the primary responsibilities of a buyer agent.

Get pre-approved

When getting started in the home-buying process, one of the early steps a first-time buyer should take is to get pre-approval.

“Pre-approval makes the whole home-buying process less stressful,” says Woolcott. “If you know how much you can afford from the outset, you’ll save time by only looking at homes within your price range, and once you find the perfect home, you’ll be able to put in an offer right away.”

Work with a dedicated buyer’s agent

There are agents who work with only listings, those who work with both buyers and sellers, and those who work only buyers.

There are many advantages of working with a dedicated buyer’s agent. A successful buyer agent is in dozens of homes each week and thus, knows the values of homes and is also well-versed in knowing what issues to look for in homes that can save buyers money in the long and short term.

Choose an experienced agent

Since buying a home is uncharted territory for first-time buyers, the importance of working with an experienced buyer agent who has a strong track record can’t be stressed enough.

Ask prospective agents about the number of transactions they’ve done, if they’ve worked with first-time buyers and if they’ve done transactions in the local market.

If you are a first-time home buyer and want to know more about the home-buying process, click here to schedule a free, no-obligation appointment with one of the team’s top buyer agents.

Hamilton is known for many things. Its growing music and arts and scene. Its mix of big-city convenience and small-town charm. And, of course, the naturally beautiful landscapes that surround it. But there’s one major perk of living here that many outsiders aren’t aware of—the incredible restaurants. A complete tour of our city’s eateries would include everything from sophisticated French cuisine to inventive fusion dishes to perfectly-grilled burgers.

If you decide to explore the culinary delights of Hamilton, here are five hotspots you simply can’t miss…

1) Lo Presti’s at Maxwell

If you’re an Italian food fan, you’ll love the timeless menu at Lo Presti’s at Maxwell. Traditional seafood, meat and pasta dishes are all cooked to perfection here, and the wine list complements the menu extraordinarily well. If you need a recommendation for the right glass of vino, don’t worry. Your knowledgeable server can provide one. When it comes to the atmosphere, this downtown gem is elegant—almost like an upscale supper club. This environment makes Lo Presti’s the ideal option for your next special occasion, whether it’s a graduation dinner or a big date.

2) Born and Raised

It’s the James Street North eatery that everybody’s been talking about. In this case, the hype is warranted. The menu at Born and Raised features both flavourful small plates and crowd-pleasing main dishes—like wood-fired pizzas and savoury pastas. There’s a bit of something for everyone here, though slightly adventurous eaters will be especially appreciative of combinations like pork cheek, pineapple, and pickled habaneros. Oh, and did we mention the cocktails? If you fancy a drink before your meal, you’ll find plenty of options that are almost as exciting as the food!

3) Mattson & Co

If you’re looking for a lively dining experience, check out Mattson & Co. This Locke Street eatery turns into a musical hotspot on weekends, when talented jazz performers take the stage. Trust us, it’s a lot of fun. That said, no matter when you go, you’ll enjoy some seriously delicious bistro-inspired fare. From eggs benedict to mussels and frites, every dish you try will leave you wanting more. You’ll even find a selection of vegan options. The best part? Mattson & Co focuses on using locally-sourced ingredients, making the fare it serves up some of the freshest in Hamilton.

4) Mezcal Tacos and Tequila

Looking for a Mexican restaurant that never disappoints? We know there are a lot of chefs doing creative things with tacos, but the way they’re crafted at Mezcal takes things to a whole new level. Herbs, spices, heat, salt, savouriness—every component of the dishes at this James Street restaurant balances out the others perfectly. Another part of what makes the tacos here so special is the seasonal, Ontario-grown produce. Add some high-quality tequila (this place only serves the good stuff), and you have a truly inspired dinner.

5) HAMBRGR

There may have been a time when the words “handcrafted” and “burger” didn’t go well together. That time has passed. While the food at HAMBRGR is far from pretentious, the chefs here do take constructing their signature dish pretty seriously. The highest-quality patties are combined with a variety of incredible toppings (think crispy onions, smoked mozzarella, and smashed avocado), and the results are delicious. Believe it or not, the vegetarian options are just as good! If you dine in, you’ll also appreciate the rustic decor—which includes exposed brick and chalkboard walls.

Interested in learning more about life in Hamilton, and maybe even seeing some of the beautiful homes on the market here? Get in touch—we’d love to show you what makes life in this city so great!

Woolcott Real Estate is thrilled to introduce Packer, the newest addition to the area’s top-selling real estate team!

Packer is a 14-week-old service dog-in-training with National Service Dogs (NSD), who after 2 years of training, will hope to become a service dog for a child with autism or an individual suffering from PTSD.

“When the opportunity came up to sponsor Packer throughout her training journey, we couldn’t say no,” says Drew Woolcott, broker of record, Re/Max Escarpment Woolcott Realty Inc.

“National Service Dogs is an extraordinary organization providing such a necessary service to children and adults from coast-to-coast,” continues Woolcott. “For over 23 years, the organization has been making a tremendous difference in countless lives for no charge, and we are happy to support them in any way they can.”

Packer arrived in Canada in early March 2019, and will be undergoing an extensive training period before being paired with an NSD Client at around 2 years old.

“We’re going to follow Packer’s progression from pup to fully-trained service or companion dog, and sharing in print and on our social media channels. We really think the Burlington, Waterdown and Hamilton community will enjoy watching her grow up.”

Woolcott and his team will also be sharing information about National Service Dogs throughout the training period.

“There is such a need for these service dogs across Canada and North America, so much so that the demand far outweighs NSD’s ability to provide dogs,” says Woolcott. “We’re hoping that by partnering with this amazing program, we’ll be able to spread awareness and help more people in need.

To learn more information about NSD and its programs, please visit www.nsd.on.ca.

To follow along Packer’s journey, please follow Woolcott Real Estate on Instagram @the_woolcott_team.

Buying a house is a huge milestone—one that’s definitely worth getting excited about. There are many moments of joy on the road to moving into your first single-family home, and there are few things we enjoy more than helping new buyers discover them. At the same time, we’ve seen enough people move from condos to houses to know that the process usually involves a few challenges.

Fortunately, upsizing doesn’t have to be stressful. If you’re planning to purchase your very first house, try these five tips to help ensure that the transition is smooth…

1) Budget thoroughly

Most people are thrilled when they realize they can afford to purchase a house, and for good reason. But during the excitement of looking for a new home, it’s all too easy to forget about the full financial impact that owning more square footage can have. The best way to avoid looking at houses outside of your price range is to ensure that you factor all considerations into your budget.

First off, when you buy a bigger home, larger utility bills almost always come with the territory. Remember that you’ll also be responsible for all ongoing repairs and maintenance (though on the flip side, you won’t be paying condo fees anymore).

2) Know what you’re looking for

If you grew up in a family where everyone was fighting to use the bathroom in the morning, you’ll understand this next point. We’ve found that home buyers tend to think carefully about how they’ll use their space when they can’t afford much of it. That said, you should be just as thoughtful when it comes to how you’ll utilize a larger home.

Be aware that some layouts will work better than others for your needs, preferences, and lifestyle. In your condo, where do you spend the most time? Are there any areas that are rarely used? Answering these questions is bound to make the home hunt easier.

3) Check for repairs

When you buy a house, you inherit all of the issues associated with it. From foundation problems to a roof or HVAC system that needs replacing, these problems can be costly. In other words: it pays to protect yourself.

A thorough home inspector can help ensure that the house you’re considering is well maintained. It’s also important to ask the right questions. Most homeowners will be happy to talk about past repairs, upgrades, and the general condition of their house and its systems. A great real estate agent will help walk you through all of these points during the process.

4) Learn how your new house works

When you find the right house, it’s a good idea to get familiar with its major systems. Where are the electrical panels located? What about the thermostat for that guest bedroom? Trust us, trying to figure these things out once you’ve been living in a home for a while can be incredibly annoying.

Our advice? Remember that the home seller you’re buying from is your greatest resource. Before they hand the keys over, be sure that you’ve gone through the house carefully and gotten the full lay of the land.

5) Know your responsibilities

Once you buy a house, you’ll have more ownership responsibilities than you ever did with a condo. Some of the biggest have to do with maintaining the exterior of your property. From icy sidewalks to unwieldy tree branches, it’s important to know about any potential liability issues you’ll be responsible for.

Moving from a condo to a house isn’t always as simple as home buyers believe. That said, it doesn’t have to be stressful. With a bit of planning and some advice from a great local agent, you can ensure that you start your next chapter off right!

Ready to upsize from a condo to a house? If you’re looking in Hamilton, Burlington, or the surrounding area, we’d love to help. Get in touch to start a discussion about what you’re looking for!